239-space station car park at Land between Water Street and James Street, Carlisle

What is proposed

The application seeks reserved matters approval for demolishing the existing store and creating a 239-space station car park with landscaping, public realm works and a taxi facility.

“This application is seeking reserved matters approval pursuant to outline planning permission granted under the hybrid planning application ref. 24/0737 for the redevelopment of the Station Road Business Park, including construction of new surface level car park. Matters reserved for future consideration as part of the hybrid application included details of appearance, landscaping, layout and scale.”

“The proposal also includes a dedicated taxi rank and pick up/drop off point located in the space in between sandstone boundary walls near the station building and Grade II listed west wall. Listed building consent has previously been granted under application 25/0539 for reductions in the height and shortening of the boundary wall to facilitate the introduction of the taxi rank here.”

Officer report

The site

The previously developed site lies south of the station and city centre, includes parking and hardstanding, and is partly within the conservation area and Flood Zone 3.

“The site comprises previously developed land and was formerly occupied by multiple demolished buildings - including the 1970s Pools Building and former Staples retail unit. At present, the site is characterised by car parking, sealed surfaces, a small parcel of biodiversity to the west, a limited number of urban trees, and a small suburban mosaic on developed land. The existing Matalan retail store, which closed on 7 March 2026, occupies a large portion of the site.”

“The site is located directly to the south of Citadel Station and Carlisle City Centre, bordered by Water Street to the north-east and east, James Street to the south and south-west, and the Victoria Viaduct along its western edge. The site lies partly within the City Centre Conservation Area and benefits from access via Water Street, which connects to the Rome Street/Currock Street/James Street/Water Street junction.”

Officer report

Officers’ recommendation

Officers recommended approval because the detailed scheme would improve heritage settings, highway safety, landscaping, biodiversity, drainage and the city gateway, subject to conditions.

“The application seeks reserved matters approval in relation to landscaping, appearance, layout and scale for works associated with phase 2 of the southern gateway project at Citadel Station. Outline planning permission has previously been granted and the principle of the development has already been established as part of a hybrid application ref. 24/0737, determined by Members of the Planning Committee in April 2025.”

“No statutory consultees have raised objections to the scheme. The proposals are acceptable in highway safety terms, and the drainage and flood risk arrangements are appropriate and can be satisfactorily controlled by condition. Conditions imposed on the outline planning application will, where relevant, continue to regulate certain aspects of the development, and additional conditions are proposed as set out in this report.”

Officer report

Consultation responses

Highways, flood, ecology, nature conservation and archaeology consultees raised no objections, while Network Rail provided guidance and Historic England gave no specific advice.

“Network Rail - LNW (North): - Guidance provided in relation to: measurements to railway tracks and boundary; obligations; Risk Assessment and Method Statement (RAMS); fail safe use of crane and plant; encroachment; former railway land/demarcation; lighting; solar panels; scaffolding; drainage; climate change; excavation and earthworks; boundary treatments and earthworks; telecommunications; bridge strikes; tower cranes; and the use of Basic Asset Protection Agreements.”

“Historic England - North West Office: - Historic England provides advice when their engagement can add most value. In this case Historic England have not provided any specific advice.”

Officer report

Objections and concerns

One member of the public submitted two objection letters concerning vehicle movements, flooding, electric vehicle facilities, shelters, junction arrangements and solar panels.

“The application has been publicised by way of site notice, press notice, and letters to 62no. neighbouring properties, including a mixture of residential and commercial buildings. Two letters of objection have been received from one member of the public. The following is a summary of the material considerations raised:”

“- Whilst the risk of flood might be low due to existing protection measures, no mention is made of electrical equipment being flood resilient; - There is EV charging but no EV charging points or passive provision for electric bus and coach parking which should be accommodated in the scheme; - Further information should be included on vehicle tracking plans to show the layout at the junction of James Street and Water Street and demonstrate that coaches can navigate round the…”

Officer report

Who spoke

The agent spoke in support of the application.

The committee vote

A member moved to accept the officer recommendation, the motion was seconded, and six members voted in favour with none against or abstaining.

“Following consideration of the application a Member moved to accept the Officer’s recommendation. This was seconded and a vote was taken.”

Minutes

The decision

The application was approved subject to the listed conditions, with delegated authority for amendments to those conditions.

“RESOLVED – That the application be approved subject to the conditions set out below with delegated authority given to the Service Manager for Development and Implementation to add and/or make any amendments to the conditions as considered appropriate.”

Minutes